1. What does North Coast Packaged Homes do?
North Coast Packaged Homes supplies panelized home framing packages for the Owner/Builder or Contractor either from standard plans or plans from an architect. These packages are quality panelized home framing built in a controlled factory environment.
We can assist you in all of the phases of your project. We offer referrals for real estate and financing options. We can help you with your floor plans and construction drawings. In addition we can guide you through the permit process and provide referral to a project manager and framing crew for the erection of your custom home.
2. What is a "packaged" or "panelized" or "pre-cut" home?
Our packages are a traditionally framed home. A packaged home is one that is built off-site, transported to the site and erected on a previously built foundation. The wall sections are built in a factory enviornment allowing for better quality control and less waste. Standard building practices and current Building Codes are followed. A packaged home is not a modular or mobile home. We do manufacture/pre-frame the wall sections in a factory environment allowing for increased quality and a shorter construction time on your site.
3. What is the difference between a packaged home and a contractor built home?
There is no difference between a contractor built home and a pre-cut or packaged home in terms of the construction process. There is a difference in that a packaged home is built in a factory environment with all of the framing cut the same and all of the nailing done the same. The assembly line process guarantees consistency in the product and uses the best available materials. Your home panels arrive dry as a result and there is little or no shrinkage. This method of construction reduces jobsite waste.
4. What are the benefits of using a framing package?
A framing package is the most cost effective method of construction whether using a general contractor or acting as an owner/builder. You may do some or all of the work, or hire sub-contractors directly to keep your building costs down. Since the wall panels and roof trusses are constructed in a controlled environment, you have a higher quality of building and less job waste. Panelized wall framing allows for a shorter construction time frame and reduces the downtime from inclement weather.
5. What do the packages include?
The packages include the exterior walls with the sheathing nailed and the windows installed, engineered roof trusses, roof sheathing, second floor joists and sheathing. A detailed specification for each project will be provided detailing what is included in the package depending on the design of the standard plan or custom design.
6. May I make changes to the standard plans or may I design my own plan?
Our standard plans can have some revisions. Please contact us to discuss the changes you are interested in making and we will verify the feasibility of the changes with our draftsperson and engineer. If you would rather create your own plan, we offer drafting and engineering services. Many of the homes we deliver are custom homes and a respresentative from North Coast Packaged Homes will be happy to help you with your project. If you have plans already, we can provide you with a quote for a panelized framing package from your plans.
7. What does it cost to complete the construction of these houses?
Construction costs vary depending on the contractor, the area you are building in, the amount of work which you can complete yourself or sub-contract and the fiinish materials you choose. An estimate from foundation to finish for a turn-key project (using a general contractor) is approximately $140 (& up) per square foot. The cost if one acts as an owner/builder utilizing sub-contractors is approximately $110 to $120 per square foot for medium grade finishes. This price does not include the cost of the lot or property development such as grading, septic, well, power, driveway and permits. There is a slightly higher cost for sloped sites or sites with difficult access.
8. What are the tax and freight costs?
There is sales tax on the value of the package. Freight will be calculated and included in the final price depending on the location of the jobsite and the number of trucks necessary for the delivery based on the size of the home. It is advantageous to have your foundation completed prior to delivery but his is not a requirement.
9. Can you deliver to my area?
Yes, we can deliver to anywhere in the immediate area. The framing package will be built to your local building codes.
10. How much will my permits cost?
Permit fees vary by county and parcel number. You may contract your local building department for the county you are building in, provide your address or assessor's parcel number and they can provide you with the necessary information. You may need to contact other agencies to obtain sewer and water hook-up fees and school, road and fire department fees.
11. Can you help me with the financing?
To make your home building project easier we offer referrals to qualified loan consultants. Our consultants can help you with a construction loan or a home equity loan and permanent financing.
12. How long does it take for the package to be delivered?
First, for standard plans you contract for the plans to be drawn specifically for your site. (Please contact us for the price of the plans which depends on whether you are using one of our standard plans, a modified version or custom plans of your own design.) Plans take generally 4 to 8 weeks depending on the season and modifications for the standard plans and 10 to 12 weeks for custom plans.
Once you have your fully engineered wet-stamped plans either from us or your architect you may submit these plans along with your site plan and Title 24 to your local building department. The length of time for plan check varies from one building department to the next. Additionally, each department has different requirements for submittal and it is best to check early to see what your local department requires.
While your home is in for plan check, we can begin to talk about a date for the delivery of your package allowing time for your foundation and if a standard plan sub-floor to be completed. Typically we need approximately 6 weeks lead time for the delivery of the package depending on the season.
13. Do you have contractors to put your packages up?
The standard packages are designed for simplicity with the Owner/Builder in mind. The instructions are very clear. Many of our packages have been erected by the purchaser. Additionally, any framing contractor will be able to erect our framing packages. We do have a project manager who can guide you through the process should you need additional assistance. A crew is available for putting together the custom packages.
14. How long does it take to put one of these houses up?
Typically for an average one story 2000 square foot house, the wall package can be erected in a matter of days. The estimated completion time from foundation to move in is about 4 months. Needless to say, this time frame can vary tremendously depending on the experience of the builder and whether or not this is a full time job or just a weekend project.
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